Well, no–the 70’s split level is not the new ranch. Not yet. But we’re wondering if it might be.

We’re thinking the rage for mid-century modern has just about run its course, and something else will have to take its place. If it’s hard for you to imagine the big 70s split-level having the same kind of appeal, we get that.

We fully appreciate the ranch’s low, lean lines and clean, open spaces.

It’s hard to see anyone getting all drooly over the split-level’s boxy exteriors and awkward entryways. So, we had a hard time getting excited about the one we were buying.

That Snuffleupagus maple growing in the front yard didn’t help.

Then why did we buy it?

We’ve definitely got a city sensibility to us, and our suburban community is long on strip malls and short on charm.

This is just a few miles from our house. A strip mall biker bar and a video poker deli. Nice.

It is, however, close to where we work. And it’s affordable. While we loved the idea of a small, vintage house in a great neighborhood full of old trees and great restaurants and independent bookstores and one-of-a-kind shops, we knew that just wouldn’t work for the lives we’re really living.

We’ve got two adults and a revolving door of three getting-bigger kids (with other parents who live about 60 miles apart from each other). We’re a financially-stretched, stirred family with members who need both proximity and space.

So, yeah: We bought a big, boxy split-entry house in the suburbs.

Livin’ the dream

I’ve worked in this city (because it is a city in its own right) for years, and I always took some pride in living somewhere else. I’d tell people where I worked with a smirk, quick to add that I didn’t actually live here. I thought I never would.

But here I am now, and I’m damned if I’m going to be all hangdog and sheepish about where we live–or spend the years we’ll be here wishing I were somewhere else. We may be five minutes from chain restaurants, discount retailers, and a warehouse grocery store (by car, of course), but we’re determined to make this our version of the American Dream. While a city neighborhood full of mid-century ranches and small, independent businesses would be cool and all, it wouldn’t get us the things we’re really yearning for.

Simplicity and sustainability are ideas we like a lot. Buying a house we can afford that works for the life we really live (as opposed to one we might dream about) seems like a different kind of cool. A more authentic one. Maybe our community isn’t full of great stuff and interesting people. Yet. Maybe our house is lacking some style. Right now.

But we see lots here to like. We think the suburban split-level may be a house whose time is coming, and we want to tell you why–so you can get in while the gettins’ good. (And because if more people who like what we like join us, the community will change in ways we’d like.)

Reason #1: We love our neighborhood

No, there isn’t the kind of hipster cool we see in Portland:

And we don’t see too many front-hard vegetable gardens out here in the burbs. OK, so far we haven’t seen any vegetable gardens anywhere.

Wouldn’t this be a great place to get all crafty/creative? But I think it’s not just the lack of front porches that keeps us from seeing more outside art studios.

We’d love to live in a sweet little cottage like this, or at least have one in the neighborhood.

But there’s still a kind of cool. It’s just a different kind of old-school cool (now that the ’70s were 40 years ago). We’ve got sidewalks and streetlights and just as many big trees as any established city neighborhood.

The street view just around the bend from our cul-de-sac…

…and the view around the corner at the end of the previous image.

See the two split-level homes peeking out from those gorgeous trees?

We’ve got spacious yards…

While corner lots always tend to have more space, those aren’t the only ones with some breathing room. Our front yard isn’t particularly large, but it feels spacious because there’s a nice distance between our house and the neighbors on either side:

Here you can see the space between our house and that of our next-door neighbor to the south.

And this is the distance between our house and the neighbor on the other side.

The neighborhood may be filled with just about nothing but split-level homes, but we’ve realized that there’s still quite a bit of architectural variety:

We really like all the windows on the front of this one. Reminds me of the prow of a ship.

We love the outdoor living space over the garage. That’s a feature we haven’t seen much here.

Probably not what you think of when someone says “split-level” but that’s exactly what it is.

This, too, is a split-level, turned sideways on the lot.

This is our favorite, with the long, sloped roofline and open center courtyard we so often see in classic ranch homes.

This is a classic split-entry house. With an updated color scheme, we think it’s got its own kind of vintage charm.

We like our neighborhood so much better than many of the new neighborhoods we see, with houses all crammed together on postage-stamp lots, nothing much more than paint color to distinguish one from the other.

Our neighborhood has an organic, grown-over-time quality that we just don’t see in new developments. Yes, almost every house is a split-level. And yes, some of them are pretty boring and dated. But we see so much potential here, especially for people like us. (Meaning, people with more energy than money, who like a good project and want to make a place their own.)

Take a look at this home, which was on the market for less than a week before a “sale pending” sticker appeared on the realtor’s sign:

This is a project house, for sure–but when we look at it we don’t so much see the dated color scheme and too-cute window boxes and boxy shape as we see that sweet bay window and space for kids and the trees framing three sides of the house. You can’t see it, but there’s a large side yard and a creek that runs along the back of the property. With an asking price of $164,900, we think this was a good deal. Apparently, someone else did, too.

And finally, even though we do have more strip malls per capita than any place should, we do have a tiny “downtown” area that dates back to the time our bedroom community was mostly farmland.

The coffee shop on this corner is one of our favorite places to hang out.

This 4-block area is filled with small, independent, locally-owned businesses. As much as we can, we try to spend our money here, rather than in Portland. We might not have a whole lotta dollars, but we’re supporting the kinds of businesses we’d like to see more of with the ones we’ve got.

Reason #2: We love our house

Yeah, we really do. Right now it’s got all kinds of funky wallpaper, and we still need to tear the carpet out of the bedrooms, and the exterior needs paint, and the landscaping needs an overhaul, and most of the light fixtures are brassy uglies, and don’t even get me started on the living room ceiling, done in something we call “wedding cake.” (Close cousin to the popcorn ceiling, which we have in all our bedrooms.)

Here on move-in day, you can see our wallpaper and border, one of our brassy glassy light fixtures, and the wedding cake ceiling. We’ve already replaced that floor, which you can read about in our cork flooring posts.

In spite of all that, we love the house because we really like how our split-level house lives. Some people don’t, citing issues with the stairs and the separation of kitchen and family room. We had some of those concerns, too, but in the end we decided that the things that work way outnumber those that don’t.

We actually like the separation of main living area from family room. We’ve got two bona fide teens and one on the cusp of adolescence. While I loved the open floor plan of my old house when the kids were younger, it wasn’t working so much anymore. A combined kitchen/dining/family room didn’t give my kids any privacy when hanging with their friends, so they preferred spending time at the houses of friends who had a separate room for playing games/watching movies/etc. Now, we’ve got a place that helps me keep them close, while giving them the space they need as they become more independent.

You can hardly see him, but that dark spot in the bottom left corner is Will, playing video games the morning after we moved. Some split-level family rooms are dark and dank, but ours gets a lot of nice light from the wall of windows.

We’re pretty much a family of introverts, and some of us haven’t always lived with others of us. In other words, we all need our space, and we need our spaces to be flexible because we live in lots of different configurations: sometimes one kid, sometimes two kids, sometimes a different two kids, sometimes three kids, and sometimes just two adults. This house works for all of them, giving each of us plenty of room to do our own thing, both together and separately.

Our kitchen is roomy enough to hold a table for eating, so we’re using the dining room as a different kind of space. We’re not sure what to call it (Ella has dubbed it the Talking Room), but it’s a space where you can sit in a comfy chair and read, with just enough separation from what’s going on in the living room proper to be undistracted–but you still feel like you’re with the rest of the family. We’ve got many of our books here, and we’ve put in a big table for projects, puzzles, and playing games. (And we know the table can be pulled away from the wall and used as a dining table on those rare occasions when we need a dining room.)

The Talking Room is one of our favorite parts of the house, but it was a little hard to imagine the first time we saw it. In fact, the first time we saw the house we walked away from it. It was only after a deal on another house fell through that we came back for a second look. It was only when we forced ourselves to look past the previous owner’s style that we could begin to imagine the space with our stamp on it.

The first time we came through, this room felt cramped and stuffy and impossibly “Grandma” to us.

We haven’t painted the walls yet and the ceiling’s still wedding cake, but we have changed the floor and light (more about that light soon) and put our own things here. Now we love this space.

Once we started that kind of looking, we realized that the home offered flexibility, spaces large enough for all five of us (and friends), tons of light, and some period features that we like.

The kitchen is one of our favorite places. While we’re cooking, the kids often sit at the table or on the bench we’ve placed beneath the window.

This is a sweet spot to eat breakfast on a summer morning.

We really love the light that fills this room in the morning (even though it presents photography challenges). We also like the Mediterranean-style fireplace and the groovy-gold windows flanking it.

Reason #3: The Nostalgia Factor

Rick is the guy who put in our awesome cork floors, and Rick’s wife is Brooke, a lovely 30something who loves our house. What was the first thing she said when she walked in?

“Oh, this is just like my Grandma’s house. I would love to have a house like this!”

Now, Brooke is one of the nicest people I’ve ever met and I’m thinking she puts a positive spin on just about everything, but when I heard her talk about her Grandma’s house, I knew we weren’t crazy to think that the split level is a house whose time is coming.

When I was thinking about buying my first house, I was crazy for bungalows built in the early part of the twentieth century–the kind of house my grandparents lived in. I wanted nothing to do with the kind of house I’d grown up in–a 1958 ranch.

We’re thinking that today’s split-level is Grandma’s house, for today’s first-time buyers. The same young adults who can’t afford the close-in houses in the cool urban neighborhoods that we can’t afford. If that’s you, we’re here to tell you: Come on out to our ‘burb. Please. We’d love to have your energy, your perspective, and your style move in next door. We figure what makes a great place great is the people who live in it and the ways they transform it.

Reason #4: Style does not exist apart from substance; it emerges from it

For nearly 20 years I lived in a great place. (You can read all about it here, the site I created to help sell it before we moved.)

This river beach was minutes from our front door, and I loved the small, mountain community my children grew up in. They spent much of their childhood playing in woods and creeks, surrounded by people they knew who knew them. It was idyllic in many ways.

Problem is, I wasn’t able to live my whole life there. I drove 45 minutes to work every day. Last year, the kids began attending school off the mountain, in a town that’s a 30-minute bus ride away. And as Cane became a bigger and bigger part of our lives, the 40 minutes between our homes started to feel longer and longer.

As my life became more fragmented, I started to see all the ways in which I paid a high price to live in such a cool place. It cost me in time, money, and energy–which ultimately was impacting my health and threatening my ability to give the kids things they need now and in the future.

For me, where to live became a decision much like the one I faced with flooring: Was I going to choose something with surface appeal over something with deep-down things I really need? In the end, no.

So here we are in the ‘burbs, a place I never wanted to be, but I’m happier here than I ever was in that place that had much more style. I’ve cut my commute time by an hour every day. I get more sleep. I pay less in energy bills. I have less stress. We’ve got more people in our family, which means we have more love and connection with others.

There’s something hugely satisfying to me now about working where I live, and living my life on a smaller canvas–even if it means I’m living it in a big old split-level.

My mom and Grace last weekend. It’s easier for my parents to get to our new house, and with our simpler life I’ve got more time to enjoy time with family

How about you?

Do you think we’re crazy to think the split-level is great? Do you love where you live? How does where you live work (or not) for your life? We’d love to know how it is for you, and if you’ve struggled with the same kinds of questions.

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34 Comments

Sue Ziegler
Oct 28, 2011 @
21:02:12

I love your house…you’ve made it very homey good job!

Rita
Oct 28, 2011 @
21:42:26

Thanks Sue!

Bill Bailey
Oct 30, 2011 @
14:12:57

What a great story about split living! I hope more people read and see what you all did in your new home. Potential, potential in so many ways, I am glad to hear & read how a new house can change your lives in so many positive ways. Great Blog BTW! as a realtor and being yours on this move, these comments you have shared bring home to me, even more how rewarding it is to get folks into their new homes!

Rita
Oct 30, 2011 @
14:51:00

Thanks, Bill! We really appreciated all you did to help us find the home that’s right for us. Especially the week of the three different offers

My husband and I own a tri-level circa late 1960’s home and couldn’t be happier with the layout. One set of my grandparents and my aunt and uncle both have/had tri-level homes as well, so I always liked them.

When we started doing our house hunting we didn’t set out to buy a tri-level, but our house has tons more character than all the newer cookier-cutter homes, so that’s what sold us. Plus, I absolutely love the variety in our old established neighborhood where the trees are older than most of us. Hence, I can see the attraction of living in a split level home.

Also, our commute to our jobs is between about 15-30 minutes depending on which office we’re going to, so no complaints there.

Of course having an older home requires lots of maintenance and we’ve already put in at least $10,000 in repairs/replacement, but no plans to move anytime soon. We don’t have any kids, but our cat is quite happy to live where the speed limit is only 25mph and there’s lots of yards to explore and other animals to observe and interact with.

I look forward to reading your blog in the future and will bookmark it right away.

Cane
Nov 01, 2011 @
13:39:44

Thanks for the comment. There are quite a few tri-level homes in our neighborhood. They really do have just the amount of age patina to make them retro cool. I love the way the tri-level separates the public vs. private space in the home.

Rita
Nov 01, 2011 @
16:47:46

OK, I want to reply, too! Thanks for stopping by Cindy. Just want to add: I’m really interested in why/how something becomes cool as it ages. I grew up in the 70s, and as a young adult I detested everything about them. I thought 70s design was the epitome of terrible taste. Now, everything about the 70s seems sweet to me–the colors, the funky fonts, and even the houses. We’ve seen some people update/renovate their split-levels by making them into something else, but we’re really interested in thinking about/experimenting with what it means to be true to the original house. We’ll let you know what we discover…

Natalie
Dec 28, 2011 @
08:30:46

I’m actually jealous…my husband and I are looking for a place just like this in our ‘burb near Seattle, and unfortunately we can’t seem to find one this nice for the price you paid, but I keep hoping one will pop up. I too used to live in an area with real personality–but of course that meant the houses on my block cost 1 million and people were not very friendly or laid-back, which is ironic since it’s easier, theoretically, to get together with neighbors/friends when the houses are so close together. Anyway, good decision—I love the way a split “feels” on the inside–it’s like being up in a tree house, a great place for escaping the suffocating feel of pacific northwest dreary weather.

Rita
Dec 28, 2011 @
21:01:20

Hi Natalie–
I grew up in Burien, and I know how expensive real estate in the Puget Sound region is. I’ve come to love many things about Oregon, but still feel most like I’m at home when I’m near the Sound. Hope you find something soon!

Natalie
Feb 01, 2012 @
20:29:42

Thanks Rita! That’s cool you grew up in Burien, I used to work down that way. Yeah, real estate is expensive up here, although its much better than it used to be! We actually own another place we can’t unload and consequently have to rent out, hence the cobatraints on price. We are still in the throes of it but we’re looking at a tri-level tomorrow that’s actually in our price range, so I’m crossing my fingers!

Oh, you’ll have to let us know if you find something. Keeping my fingers crossed for you

Eric
Apr 07, 2012 @
12:04:02

Loved reading this post. My wife and I are about to put an offer on a 1969 tri-level in Columbia, SC. We love it and see the exact same potential in the house and the neighborhood that you saw/see in yours. Our parents pretty much think we’re crazy and some of our friends do too but the ones that went for the new cookie-cutter houses a year or two ago are already trying to get out. Looking forward to continuing to follow your blog!

I’ve shut myself in today with the a/c blasting as it’s miserable hot outside (and will be until about October – welcome to TX, yee-haw) so I’m reading back posts throughout your blog – I love it. I was born and raised in AK and have family all up and down the NW area and can tell you that your house was THE ideal when I was growing up! You knew you had made it when you could move into the uber slick split level home. I still hold a major soft spot for that style and your neighborhood pictures make me “homesick” for my brother’s place (and my brother) in Renton. I’ll live vicariously through you until my next trip back home.

Hi Sandy–
I remember when the split level (particularly the split-entry we have) was super-cool. The family of one of my mom’s friends bought one in the late 70s, and I thought their house was so big and awesome. So much better than the 50s ranch we were living in! Their house was in Federal Way–which is much like Renton.

I know just what you mean. When I was a younger adult, I would have hated our home. I wanted an old bungalow with a front porch and dormers. Still love those houses, but here we are, too. And we’ve come to love our house, even though there are parts of it that are definitely not in our idea of a dream home.

Tracey S
Aug 23, 2013 @
07:22:11

Hi Rita,
I am so glad you posted this. I too have a house like yours and we’ve done some major reno to open up the floor plan. I am falling in love with the house. We love our lot – it’s 1.25 acres in a neighborhood with the same setup. We are not the prettiest or nicest house on the block, but I like that we have room to grow. While our needs are different than yours, what I love about these style of houses is they actually give you quite a bit of space for less money. I used to think there was no way we could renovate or add on without it being a huge expense, but we are finding it’s way easier than we thought and very affordable. Thanks for supporting the 70’s raised ranch!

Hi Tracey–Thanks so much for taking the time to drop us a note. Two years later, we still think the raised ranch is undiscovered treasure. Who knew?

Olena
Sep 22, 2013 @
08:10:04

I love your house and am so happy to find out there are others that are on the same path! I think you are totally right predicting that these 70’s neighbourhoods are going to become the next cool place.

We bought a 1976 ranch bungalow two years ago and I was disappointed we couldn’t afford to get into the historical downtown district (we are in north Ontario, Canada). Over these last two years about five houses on our street have changed hands from the original owners to young couples who are renovating. It’s exciting to see where it will go.

P.S. Try to embrace the wedding cake ceiling! We have popcorn – and I feel it kind of jives nicely with the style of the house. These ceilings also most certainly contain aesbestos (you probably already know this), so be careful!

Jennie
Oct 02, 2013 @
12:42:44

I LOVE your blog…just discovered it today. You are inspiring me to try to appreciate my house for more than just it’s functionality. I’m a brick colonial devotee, living in a 1957 walkout rambler. It’s not a split level, like many of our neighboring homes are, but I’m having a hard time distinguishing between the 2…and trying to learn more about the differences. Functionally, it’s perfect…5 bedrooms, plenty of living and storage space for our family of 5 and any guests we need, 2 huge living rooms, 2 cozy fireplaces, even a (never used) indoor grill, all on a beautiful half acre of heavily wooded huge lots with lots of wildlife and a great neighborhood vibe. Why would I trade this for a generic new home? Because I can’t get out of my head the image of 4 large bedrooms upstairs, a beautiful open staircase, and each kid in his/her own room. So I’ll keep reading your blog to find the unique gifts offered by my large, functional, and very well constructed home (which also happens to fit neatly into our household budget).

Oh, your house sounds wonderful! I know what you mean about those homes in our heads. I see some older homes that are lovely in a way ours will never be. But more and more, when I look at them I see lots of work. Ours has charms I never could have seen when I was younger.

Thanks so much for taking the time to drop us a note. Glad you found us.

Nakia
Oct 20, 2013 @
14:20:48

Just curious, What suburb do you live in? We love our split level in the burbs. It was a total time capsule purchased from the original owner. We have loved updating it while still celebrating it’s origin. And yes, we bought it because it reminded us of our childhoods. Not as many cool restaurants as Portland but we love our culdesac.

Cane
Oct 22, 2013 @
08:58:09

We live in Powell Valley. Gresham is full of mid 70’s split level homes though. There is a fantastic neighborhood of Portland high end split level homes off of 122nd avenue near the interstate.

Justin
Dec 13, 2013 @
19:13:43

I very much enjoyed reading this and shared it with my wife. We’re in the military and have 3 kids. We’ve moved 7 times over the past 5 years and we’re finally settled in The South. The sole advantage of moving so much is you get to try out all of these different floor plans and how easy or difficult they can make your life. I became a believer in the split level when we were on Whidbey Island, WA, and base housing furnished us in a 1300 sq ft split level. I was nothing short of amazed by how much easier it was to accomplish almost anything, from laundry to quieting the baby (at the time) to having a dedicated office area that was separate. Even regarding noise, it helps everyone if some are sleeping and others are partying.
I had this experience in mind when we all started looking at houses and had to consider logistics. My wife likes to build things, I enjoy “den time” and my kids like to romp. We have a big dog. Separation of space and convenience, daily life concerns, are at a premium.
So, my wife and I being utilitarians, we immediately fell in… satisfaction with the 2300 ft split level we toured and are closing on it. I’s so excited! Beyond that, though, your post captures so well all the possibilities and desirous traits of these homes! Why would anyone move into a cookie-cutter place when they could have room and (although not conventional) style that they can customize to the hilt with one of these!

Kathleen
Feb 26, 2014 @
09:13:31

luv

Kathleen
Feb 26, 2014 @
09:22:10

What a great blog. We live in a 1962 bi level entry home – 2300 square feet, in Burien, WA. While there are things I really don’t like about the house – like the entry way – it definitely was the best deal for the number of bedrooms we needed. We’ve been here since July of 2008 and have redone two of the three bathrooms, painted the exterior and put in a new front door and window above, built raised flower beds in the front and back yards, turned an old garden shed into a cottage that’s now a cozy living space and built a new garden shed. Love the large back yard and proximity to work for both my husband and myself. The neighborhood leaves a lot to be desired but we’re planning to build a courtyard in the front yard to expand the outdoor living space and improve the view out the front room windows. We’re currently pulling up the old floor tiles and panelling in the daylight basement and will replace them with tile and drywall.

I would LOVE to see photos of your home–because Burien is where I grew up. I resisted Gresham because it is so much like Burien, but my feelings on all that have definitely changed. (More on that here: http://www.thissortaoldlife.com/2013/08/23/little-pink-houses/) Burien has charms I never appreciated when I was growing up there, but I sure miss them now. I would so love to be able to walk to the beach the way I used to. I miss big water all the time. (Rivers are not the same as the Sound!) So glad you took the time to drop us a note. I continue to be tickled about all the ways in the which the huge world of the internet can suddenly shrink.

Donna
Feb 28, 2014 @
18:32:04

Hey, I have a 1989 ranch needs work; my dad’s but I didn’t grow up in it that I need to sell, if anybody’s interested – if this is okay – not really trying to be a seller, just thought this would fit here and is true; he just passed away and trying to decide what to do; looking at all these posts and comments thought I’d just throw it out there; see if any interest – thanks

Donna
Feb 28, 2014 @
18:34:51

one more thing; keep losing track of what post I’m on; loved the split-level my cousin had when growing up; definitely liked the feel of separateness yet closeness; seemed all us cousins had our own space (not individually) together away from all the “grown-ups” more at that house than all the rest of ours with all their openness and lack of privacy; just seemed really cool to me back then; and Rita, year older than you, a 76 grad

Bridgette
Mar 06, 2014 @
20:51:08

I know this is an old post, but thank you for this! We recently bought our first home (split level) in the very same city! I have found myself being embarrassed about telling people where our house is…especially if I know those people live in cool areas in Portland. And their reactions when I tell them…rude. But, our house is awesome!! And our yard is almost a third of an acre. For two teachers, what we found out here was never going to be even close to affordable in Portland. We are making our house stylish and trendy in our own way; who cares if it happens to be in a suburb. And, I love our cute little downtown too… I feel like that is all of the downtown I need in my life.
Thanks for making me feel like someone else out their understands my suburban perspective!

Nicole Clark
Aug 05, 2014 @
22:54:09

Thanks for replying, as I was wondering the same thing! (I’m an Oregon native living in Alaska, and grew up in the Portland area.) The best thing about the ‘burbs of Portland is that you’re just a short drive away from the city, but going home actually feels like “going home.”

Also, the last house we lived in in Oregon was a split-level (we had a neighborhood full of them as well…just up the hill from all the duplexes) that I talked the rest of my family into. It worked great for the few years we were there. I love what you’ve done with yours and can’t wait to see more photos of your progress!

Tracey R
Feb 19, 2015 @
08:34:39

Hi Rita! Thanks so much for your blog. We just bought a raised ranch and I’ve been so worried about the floor plan – but clearly it can work very well! I know your kids are older now, but one of my big concerns is noise – I have an 18 month old and hope to have one more – with the kitchen/living room on the same floor, do you have many issues with sleeping/playing? I’m picturing the downstairs family room as more of my husband’s domain (office/movies/garage) – and it will be great when the kids are older – but for the meantime the kid(s) and I will likely spend most of our time on the main level. Thoughts? Thanks so much!!

Kimberly
Apr 11, 2015 @
19:16:50

Hello,
I found your article on an google search and I enjoyed it very much!
Our last home was in a urban upper class area. It was an ver old but well kept charming 1930 Tudor style home… It was however very cramped, had one bath and no ac! It just didn’t fit our needs. So we sold it after I had my cancer diagnosis and we made out quite well.
Well we been in an apt one year and I beat my stage 4 oral neck cancer…;) and we are closing on a 1969 spilt level home in a very suburban established area that on the other side of town.
I look forward to decorating and having room!
Kimberly

Welcome! We're Rita and Cane.

We've got 3 kids, an old house, a small budget, and big dreams. If you're a life explorer who wonders "why" as much as "how," we're writing for you. Make yourself comfortable and stay awhile.

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